Port Hardy: Northern Gateway for Vancouver Island

Port Hardy, with a population of approx. 4000, is the largest coastal community on North Vancouver Island. The community embraces a strong First Nations culture and also recognizes a past rich in resource-based work.

The community is a gateway to the Cape Scott Provincial Park as well as to the diverse waters of Johnstone Strait.

Visitors enjoy the beauty of Storey’s beach, an expansive sandy and pebble beach just south of town. The seawall along Hardy Bay is also a great way to enjoy the beautiful views.

Recognized as having some of the most spectacular underwater scenery on the Pacific coast, the waters around areas like Stubbs Island, Christie Pass and Quatsino Narrows attract divers from all over the world, who see an array of interesting marine species as well as shipwrecks and sunken cargo ships.

Port Hardy services as a transport hub for the BC Central Coast region and is the terminal for the BC Ferries Inside Passage route to Prince Rupert.

The town offers a wide range of amenities including shopping, hotels, marine services, a full recreation/community center, seaplane base and more. Just minutes away is the Seven Hill Golf and Country Club.  

Spectacular mountain views, large expanses of natural wilderness areas and miles of undeveloped coastline are readily accessible and combine to create an ideal setting for a full range of outdoor activities, from sports fishing & boat cruises to wilderness hiking.

Marine recreation opportunities for visitors include fresh and salt-water fishing, world class caving, underwater diving and ocean kayaking and canoeing. A kaleidoscope of colourful marine life abounds in the waters around northern Vancouver Island.

Port Hardy is definitely a place to visit and use as a base to explore more of the North island region.

It's a Coastal Lifestyle ... Live It!

Goal Setting for the Business

Do you set goals every year? Whether personal or professional, setting goals can help achieve the outcomes you want. 

 Every year towards the end of November the BCO Team does its goal setting for the upcoming year. We find this so helpful, as it lets us both reflect on what the past year brought at the same time as looking forward to a new year. It allows us to deep dive on what worked, what didn't, what we need more of and what we need less of. It also allows us to kick around new ideas and discuss possible new plans or directions.

Goal setting for BCO puts our clients front and centre. It is all about how can we help our clients achieve their goals in real estate? What information, systems and tools can we provide or develop that will serve our clients' needs?

Meeting our goals means bringing success to our clients and helping them reach their goals. Having a plan in place makes our success, and their success, that much more reachable.

It's a Coastal Lifestyle ... Live It!

No Zoning? What Does That Mean?

Most people who live in a municipality with a governing body are familiar with zoning bylaws. These tell a property owner what types of activities, buildings and uses are allowed for a specific property. However, the rules change when you move to a more secluded or remote area. 

Many rural properties in BC are excluded from zoning bylaws by their respective Regional Districts and are simply referred to as No Zoning areas on maps. However, if you read the fine print, most Regional Districts will inform you that there are still requirements. This example is taken from the Mount Waddington Regional District site:

“While there is no Building Bylaw in effect outside of the communities of Coal Harbour, Hyde Creek, Malcolm Island and Woss, that requires a Building Permit or Site Permit to be applied for and issued for new construction, all construction must meet the requirements of the BC Building Code.”

This may seem to be a bit too much structure for someone who just wants to go build a cabin in a remote location, However there are some good reasons to pay attention, and not just because all buildings built in BC are required to meet the BC Building Code.

While we might want, and plan for, our recreational or remote property to stay in the family for generations, sometimes life happens. If you need to sell a property that you have built on within 10 years of the building being completed, you have to have a Home warranty (Homeowner Protection Act) in order to be able to sell. This is becoming more of an issue, and there are properties that cannot be sold right away because they don't have a home warranty or Owner Builder Authorization. Rectifying this, when possible, can take time and cause frustration for someone who needs to sell the property.

Insurance premiums are constantly on the rise and getting insurance for a remote property can be a challenge. Building it to code may help your chances of getting insured.

A lot of the basic Building Code is around safety issues. In remote areas where services such as fire departments and emergency support are minimal or non-existent following the code may help keep both the property and the people using it protected and as safe as possible.

Education and information are key, wherever you want to build in BC.

Resources:

https://www.bchousing.org/licensing-consumer-services

http://www.bccodes.ca/building-code.aspx?vid=QPLEGALEZE:bccodes_2012_view (A copy of the BC Building Codes is likely in your local library as well, or at your city/village/regional district office)

It's a Coastal Lifestyle ... Live It!

BC's Agricultural Land Reserve

The ALR is a land term that has been around in BC for decades. Most people know it has something to do with farmland, but what is the ALR exactly? Can you build in the ALR zone? What does it mean to own land in the ALR?

ALR land Haida Gwaii

According to the BC Government: The Agricultural Land Reserve (ALR) is a provincial land zone in which agriculture is recognized as the priority use. Farming is encouraged and non-agricultural uses are restricted. ALR land makes up 5% of BC's total land-base.

This does not mean you can't simply live on ALR property. There is no requirement to farm, however there are restrictions on what else you can do on the land. Keep in mind that most ALR land is in an agriculture-rich area, so even if you are not farming your land it is probable that properties around you are being used for agricultural purposes.

ALR land Quadra Island

Properties within the ALR should have it noted on their title, although the Agriculture Land Commission (who oversees the ALR) warns that this is not definitive. Mapping is a help in determining what land is within the ALR as well, and the ALC website hosts a number of mapping applications.

ALR mapping

The Vancouver Island region has ALR land in a number of areas, including in what might be thought of as rural residential areas close to urban centres, so it is good to do your homework when it comes to owning property in this distinct land class. This is something we research on our listings and provide mapping information for if a property does live

It's a Coastal Lifestyle ... Live It!

Moorage in BC

 While some of our remote access listings can be reached by vehicle, the majority of them are water access. While the occasional buyer may have a float plane, for most people water access means arriving by boat.

So where does the boat park? Unlike a driveway which generally is on the owned property, docks and other moorage options are in the water, which is not owned privately. 

Docks must be granted permission by the government. In the past this meant a license of occupation, or a special permission document. Since 2017 many of the oceanfront properties in BC are covered under general permission, which does not require direct application to the government but does require adherence to certain rules.

Information on moorage in BC can be found here. This provides details on General Permission as well as when actual documentation and application is required (for instance if you do not own the upland directly in front of where you want to place the moorage).

Once the rules for moorage are understood, then begins the assessment for what type of moorage. Although most common, not all properties are candidates for docks due to location, weather conditions, extreme local tides, local boat traffic, etc. Mooring buoys, pulley/anchor systems and in some cases a local public dock are all options to be considered when a dock isn't the right solution.

It's a Coastal Lifestyle ... Live It!

Vancouver Island Beaches Perfect for Summer

 Summer on Vancouver Island is generally warm, sunny and dry – perfect beach weather. This top 5 list is for beaches outside of Victoria that are perfect for summer relaxing.

·         Rathtrevor: This stretch of beach in Parksville is popular with tourists and locals alike, and big enough that there is room for everyone. At low tide the sandy beach stretches for miles. This is the site of one of the province’s most popular provincial parks, Rathtrevor Beach Provincial Park, as well as home to numerous resorts. No dogs are allowed on the beach in the summer months, so don’t bring Fido.

          Chesterman Beach: Tofino and Long Beach on the west coast of the island have many beaches to choose from, but Chesterman is a favourite with the locals and for good reason. With two beach fronts it is easy to be protected from any wind and to choose what wave action to play in. Both sides are nice and sandy, and the large space where the two beaches join gives lots of room for play.

      Saratoga:  Just north of popular Miracle Beach, Saratoga Beach is home to small resorts and RV campgrounds, as well as the popular Pacific Playgrounds Resort and Campground. Another sandy stretch, Saratoga has stunning views of the mainland coastal mountains and is great for a swim when the tide is coming in over the warm sand.

·         San Josef Bay: At the top of the island in the Cape Scott Provincial Park, San Josef is a walk-in beach well worth the easy 40 minute walk on good trails. With an interesting forest environment through the trails leading down to the marshy tidal area of the San Josef River, the beach itself is a shock with its stretches of sand broken only by amazing rock formations. This is a remote area, so the beach is never busy (although locals from Port Hardy do like to come there on sunny days).

·         China Beach: West of Sooke at the bottom of the island, China Beach is another one that requires a short hike to reach. It is well worth it though, with a long stretch of sandy beach, amazing views, and even a waterfall at one end of the beach close to the day use trail. This is also the head of the Juan de Fuca multi-day hiking trail. There is a small campground at China Beach, separate from the day use area.

These are all sandy beaches great for summer fun. Do you have a summer favourite?

It’s a Coastal Lifestyle ... Live It!

Where Does the Waste Go?

On a remote or recreational property, figuring out the best way to dispose of waste water is important.

Indoor plumbing is generally an option, but it can be costly. All properties who choose to have indoor plumbing, and that are not on a municipal waste system, are supposed to have a permitted system, which means installation and inspection by a professional. In our region this is covered by the Island Health Authority. You can find more information about regulations for septic systems at the Island Health site here.

Many of the systems available still require pumping and disposal of the waste from a holding tank. These can be great options for those living on larger islands where pumping services are available (basically any of the islands serviced by ferries where the pump trucks can easily travel on and off island); however they are not such a great option for many recreational and more remote properties. There are also filtration systems and outflow systems, all of which direct the waste somewhere else (such as gravel fields or in some cases directly out to bodies of water). 

For most people when they think of cabins and remote properties, the traditional outhouse comes to mind. These are still very popular, and once established require little more than routine maintenance. Outhouses can be fun to decorate and they can range from incredibly rustic to quite fancy.

There are three waterless options for  toilets that property owners can consider. These can be inside a cabin or in an outhouse-style building.

*Composting Toilets. These are toilets that use aerobic processing through composting. This is a controlled composting system that protects the surrounding environment. These are popular systems and readily available in many countries. Here is some more explanation on how they work: http://www.letsgogreen.com/how-composting-toilets-work.html

a composting toilet, in an outhouse

*Incinerating Toilets. As the name implies these toilets burn the waste. This can be done in a few ways depending on the system's design but generally the waste is reduced to an ash in a holding tank and then can be safely disposed of. This is an information sheet from 1999 created by the EPA in the US, all about incinerating toilets: https://19january2017snapshot.epa.gov/www3/npdes/www3/pubs/incinera.pdf

*Evaporating Toilets. These systems actually dry-out the waste and create a sterile, compact waste that can be safely disposed of in the trash system. There are both passive systems that require no outside electricity and systems that do require some energy input. Evaporating toilets are very low maintenance. http://www.enviroalternatives.com/toiletcua.html

Dealing with waste is one of those less fun but practical things that is part and parcel of owning off-grid properties. The good thing is that there are solutions for every budget and every lifestyle!

It's a Coastal Lifestyle ... Live It!